2105 N Troup St · Valdosta, GA 31602

$149,900

4 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 31 Days on market

Built 1959 0.56 ac lot Est $172k · 13% under ↓ 12% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.9/30.0
• ARV discount +13.3/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Newly renovated 4 bedroom 2 bathroom home in the heart of Valdosta. All new flooring, new paint throughout, newer roof on an half an acre lot. This would be a perfect starter home or rental property! Owner is a licensed Realtor in the state of Georgia. Call me or your favorite realtor today to see this home!

Key facts

• Newer roof
• New flooring
• New paint

Tags

• NEWLY RENOVATED
• NEW FLOORING
• NEW PAINT
• NEWER ROOF
• HALF AN ACRE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in Valdosta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#392 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Valdosta City (urban): math 15% / reading 22% proficiency, ranked #149 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 267 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $172,086
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 N Troup St	0.00mi	4/2.0	1,334 (0%)	1mo	$140,000	$105	95
2318 Frederick Pl	0.34mi	4/2.0	1,342 (+1%)	2mo	$150,000	$112	77
2102 Melrose Dr	0.06mi	3/2.0 (-1)	1,404 (+5%)	3mo	$139,000	$99	77
1206 Lakeland Ave	0.27mi	3/2.0 (-1)	1,296 (-3%)	3mo	$145,000	$112	71
2206 Pin Oak Cir	0.21mi	4/2.0	1,512 (+13%)	2mo	$202,000	$134	62
1803 N Lee St	0.41mi	4/2.0	1,241 (-7%)	4mo	$71,500	$58	62
950 Lakeside Dr	0.22mi	3/2.0 (-1)	1,214 (-9%)	5mo	$160,000	$132	62
1716 N Troup St	0.37mi	3/2.0 (-1)	1,246 (-7%)	5mo	$179,000	$144	58
2310 N Barack Obama Blvd	0.50mi	4/2.0	1,474 (+10%)	3mo	$190,000	$129	52
903 Pine Cone Cir	0.38mi	3/2.0 (-1)	1,184 (-11%)	3mo	$164,000	$139	52
1405 Leon Ave	0.35mi	3/2.0 (-1)	1,162 (-13%)	4mo	$150,000	$129	50
1803 Charlton St	0.37mi	3/2.0 (-1)	1,170 (-12%)	5mo	$93,000	$79	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,021
• Equity at exit: $22,351

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $27,906
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31602

• Rents YoY: 4.2%
• Active inventory: 267
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$786
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $290

Break-even live

Break-even rent $1,171

Max offer price $149,900

Occupancy floor 76%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E Park Ave Valdosta, GA	3.0	2.0	1612	$1,650	$1.02	21d	1	0.11mi
1109 Timber Line Dr Valdosta, GA	3.0	2.0	1436	$1,300	$0.91	44d	1	0.20mi
1503 E Park Ave Valdosta, GA	1.0–3.0	1.0–2.0	890	$1,260	$1.42	44d	54	0.40mi
2324 Sterling Pl Valdosta, GA	3.0	1.0	1124	$1,095	$0.97	21d	1	0.49mi
611 Pineview Dr Valdosta, GA	1.0–3.0	1.0–2.5	1204	$1,600	$1.33	21d	3	0.50mi
1632 Lexington Cir Valdosta, GA	3.0	2.0	1104	$1,395	$1.26	44d	1	0.62mi
722 Vallotton Dr Valdosta, GA	3.0	1.0	984	$900	$0.91	44d	1	0.64mi
4 Lakeland Ct Valdosta, GA	4.0	2.0	1350	$1,250	$0.93	21d	1	0.75mi
803 Lausanne Dr Valdosta, GA	3.0	1.0	994	$1,095	$1.10	44d	1	0.78mi
2437 University Dr Valdosta, GA	3.0	1.0	879	$1,175	$1.34	44d	1	0.83mi
1235 Ponderosa Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	21d	1	0.88mi
2600 Deborah Dr Valdosta, GA	3.0	1.0	1333	$1,495	$1.12	44d	1	0.90mi
1730 Forsyth Pl Unit B Valdosta, GA	3.0	3.0	1280	$1,395	$1.09	44d	1	0.96mi
1717 Largo Cir Valdosta, GA	3.0	2.0	1206	$1,495	$1.24	44d	1	1.01mi
1778 Almond Tree Pl Valdosta, GA	3.0	2.5	1336	$1,300	$0.97	44d	1	1.16mi
420 Connell Rd Valdosta, GA	1.0–3.0	1.0–2.0	1051	$1,375	$1.31	21d	8	1.19mi
141 Blue Pool Dr Valdosta, GA	3.0	2.0	1109	$1,200	$1.08	21d	1	1.21mi
5 Kensington Cir Valdosta, GA	3.0	2.0	1150	$1,495	$1.30	21d	1	1.22mi
100 Garden Dr Valdosta, GA	1.0–3.0	1.0–3.0	885	$2,075	$2.34	21d	13	1.30mi
334 Sawgrass Dr Valdosta, GA	3.0	2.0	1150	$1,595	$1.39	21d	1	1.40mi
2878 Fawnwood Cir Valdosta, GA	3.0	2.0	1400	$3,000	$2.14	44d	1	1.41mi
3000 Ginny Dr Valdosta, GA	3.0	2.0	1174	$1,200	$1.02	44d	1	1.43mi
3024 Will Dr Valdosta, GA	3.0	2.0	1200	$1,295	$1.08	44d	1	1.43mi
360 Brookfield Rd Valdosta, GA	3.0	2.5	1278	$1,100	$0.86	44d	1	1.45mi
2816 Kirkwood Cir Valdosta, GA	3.0	1.0	1168	$1,450	$1.24	21d	1	1.46mi
2814 Kirkwood Cir Valdosta, GA	4.0	2.0	1392	$1,500	$1.08	21d	1	1.46mi
3027 Schroer Dr Valdosta, GA	3.0	2.0	1184	$1,295	$1.09	44d	1	1.47mi

Listing history 12 events

1. 2026-04-15
   status Pending
2. 2026-04-06
   status Active
3. 2026-04-03
   status Pending
4. 2026-03-31
   status Active
5. 2026-02-03
   status Pending
6. 2026-01-27
   status Active
7. 2026-01-15
   status Pending
8. 2026-01-01
   listed $149,900 Active
9. 2025-11-23
   price $155,000
10. 2025-09-16
    price $159,900
11. 2025-08-28
    price $165,000
12. 2025-07-07
    price $170,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $915 · $76/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$465/yr (+$39/mo · 50.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,448
• − Mortgage interest: −$8,397
• − Property taxes: −$915
• − Insurance: −$750
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,361
• Taxable income: $1,075
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,219/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Valdosta City
• NCES district ID: 1305310
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,634
• Composite: 14.79/100
• National rank: #9388
• State rank: #149 of 174 in GA

Livability — Valdosta

• Score: 60/100
• State rank: #392
• US rank: #19544

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valdosta, GA
• County: Lowndes County · 107,801 people
• City population: 91,859
• Metro: Valdosta, GA
• Population (ZIP): 35,728
• Household income: $56,939
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2034.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Black 42% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.60%
• Current HPI: 188.2012
• Rent YoY: ▲ 4.19%
• Metro: Valdosta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-11.8% since first listed

12 events — show timeline

• 2026-04-15 Pending — SGMLS
• 2026-04-06 Relisted — SGMLS
• 2026-04-03 Pending — SGMLS
• 2026-03-31 Relisted — SGMLS
• 2026-02-03 Pending — SGMLS
• 2026-01-27 Relisted — SGMLS
• 2026-01-15 Pending — SGMLS
• 2026-01-01 Listed $149,900 SGMLS
• 2025-11-23 Price Changed $155,000 SGMLS
• 2025-09-16 Price Changed $159,900 SGMLS
• 2025-08-28 Price Changed $165,000 SGMLS
• 2025-07-07 Price Changed $170,000 SGMLS

Property tax history

+11.4%/yr

Latest (2025): $915 · +25.9% YoY. Source: county tax records.